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Lincoln Avenue Corridor Urban Design Plan & Design Guidelines

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Lincoln Avenue Corridor Urban Design Plan & Design Guidelines. “Tuesdays at APA” August 1, 2006. Mahender Vasandani Director, Planning & Urban Design Land Vision, Inc. A Typical Commercial Strip. 1. A Typical “Old” Approach. 2. The Corridor. Touhy Avenue. I-294.

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lincoln avenue corridor urban design plan design guidelines

Lincoln AvenueCorridor Urban Design Plan& Design Guidelines

“Tuesdays at APA”

August 1, 2006

Mahender Vasandani

Director, Planning & Urban Design

Land Vision, Inc.

the corridor
The Corridor

Touhy Avenue

I-294

Lincoln Avenue Corridor

Devon Avenue

3

the corridor5
The Corridor

A Commercial Strip/Thoroughfare

4

the issues
The Issues
  • Outmoded Development Form
  • Can Not Exploit Full Potential
  • No Gathering Places
  • Lack of Pedestrian Access
  • Lack of Positive Identity
  • No Design Cohesiveness

5

the goals
The Goals
  • Allow New Development Form
  • Create Hubs of Activities/Mixed Uses
  • Create Gathering Places
  • Allow Convenient Pedestrian Access
  • Create In-fill Housing
  • Create Cohesive Image
  • Add Value to Properties

6

the approach
The Approach
  • Citizen Participation/Image Preference Survey
  • Existing Conditions Analysis
      • Streetscape Elements and Condition
      • Figure-Ground Analysis
      • Redevelopment Potential Analysis
  • Redevelopment Strategy
      • Create A New “Downtown”
      • Allow Mixed-Uses
      • Create Hubs
      • Create In-Fill Housing
  • New Urbanist Development Form

a. Building Locations

b. Building Relations to Streets

c. Traffic Calming/Pedestrian Activity

d. Urban Streets/Livability

7

the approach9
The Approach

5. Corridor Urban Design Plan

6. Urban Design Guidelines

      • Public Domain
      • Private Domain
  • Adopt Form-based Code
  • A New “Downtown” Plan

8

existing conditions analysis
Existing Conditions Analysis

Figure/Ground Analysis(Northern Half)

10

redevelopment strategy

1.New Downtown Hub: Retail, Office, Residential & Hotel

Touhy Avenue

2.Focal-point Monument

3. Focal-point Monument in Traffic Oval

Lincoln Avenue

4.Focal-point Monument

New Mixed-Use Hub:

Retail & Residential

Existing Village Hall

Pratt Avenue

5. Mixed-Use Hub: Retail & Residential

6. Residential Infill

Crawford Avenue

North

Devon Avenue

7. New Retail Hub

Redevelopment Strategy

11

urban design guidelines
Urban Design Guidelines

Public Domain Guidelines: NearProperties Not to Be Redeveloped

17

urban design guidelines19

C

Building Setback

Line

A

Building Setback

Line

R.O.W. Line

A

R.O.W. Line

B

Maximum 3 Floors/ 38 Feet

B

B

Sidewalk

Line

Sidewalk

Line

Urban Design Guidelines

Private Domain Guidelines: For Properties to Be Redeveloped

Maximum Building Height in Corridor: 3 Storeys

Max. Height in “Downtown”: 5 Storeys

“A”: Max. Building Setback: 5 feet

“B”: Min. Distance to Sidewalk Edge: 15 feet

“C” Min. Setback Above 3 Floors: 10 feet

18

urban design guidelines20
Urban Design Guidelines

Private Domain Guidelines: For Properties to Be Redeveloped

Required Building Line/Streetscape

19

urban design guidelines21
Urban Design Guidelines

Private Domain Guidelines: For Properties to Be Redeveloped

Landscaping vs. “Dead” Walls

Pocket Parks

Well-articulated Facades

20

downtown plan phase i lincoln touhy site
Downtown PlanPhase I: Lincoln/Touhy Site

Development Concept Floor Plans

22

downtown plan phase i lincoln touhy site24
Downtown PlanPhase I: Lincoln/Touhy Site

Massing Study (View from Lincoln Avenue)

23

slide25

Downtown PlanPhase I: Lincoln/Touhy Site

Massing Study (View from Touhy Avenue)

24

downtown plan phase i lincoln touhy site26
Downtown PlanPhase I: Lincoln/Touhy Site

Development Program Analysis

25

slide27

Downtown PlanPhase I: Lincoln/Touhy Site

Concept Architecture/Urban Form

(View from Touhy Avenue)

26

slide28

Downtown PlanPhase I: Lincoln/Touhy Site

Concept Architecture/Urban Form

(View from corner of Lincoln Avenue and Touhy Avenue)

27

study conclusion
Study Conclusion
  • Land Vision Provided Detailed Design for Lincoln Avenue Corridor Plan
  • LATF Approved the Plan and Design Guidelines
  • Village Adopted the Corridor Plan and Updated Its Comprehensive Plan
  • Village Is Working on a Form-based Code

28

lessons learned
Lessons Learned
  • Public and Leadership Support for NU Is Critical
  • May Take Some Work to Gain Such Support
  • After the Initial Support, Need to Provide Creative Solutions…to Sustain Support
  • New Urbanism Will Provide Creative Solutions
  • With the Right Design Solutions:
    • Quality Projects
    • Economically Sustainable
    • Traffic Calming
    • Quality of Life
    • Successful Transformation of a Commercial Strip
    • to a “Livable Urban Street”

29

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